300 Division St · Arcadia, OK 73007

$140,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 4 Days on market

Built 1971 0.33 ac lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming one-story ranch-style home in the heart of Arcadia! This single-family residence offers a classic layout with great curb appeal, a spacious front yard, and an attached two-car garage. The home features a low-profile roofline, horizontal siding, and a traditional design that gives it a warm and inviting feel. The large lot provides plenty of outdoor space for relaxing, gardening, entertaining, or adding your own personal touches. Located near historic Route 66, this property offers small-town charm while still being within a convenient drive to Edmond, Guthrie, and the Oklahoma City metro area. Whether you are looking for a primary residence, investment property, or

Key facts

• Spacious front yard
• Large lot
• Mature trees

Tags

• ONE STORY RANCH STYLE
• SPACIOUS FRONT YARD
• LARGE LOT
• MATURE TREES

Property features AI

Finance

• Other: Occupied; Home warranty not provided; Listing status active
• Financial info: Not assumable; Not qualifying for listed loan options
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead status: yes
• Home design: Single family residence; One-level home; Residential property; Located in Arcadia Add
• Construction: Brick and frame construction; Composition roof; Built (existing property)
• Exterior features: Corner lot; No exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 64/100 on livability (#167 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D, amenities F, commute F.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Will Rogers Es (math 32% / reading 31%, grade F, #241 of 845 statewide, top 29%, 642 students, 0% FRL); Memorial Hs (math 44% / reading 56%, grade D+, #4 of 447 statewide, top 1%, 2,605 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 192 active listings in the ZIP; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.89×
• Total profit: $113,109
• Equity at exit: $126,123

10-year hold

• IRR: 32.2%
• Equity multiple: 8.75×
• Total profit: $303,985
• Equity at exit: $271,989

Cash invested: $39,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73007

• Home prices YoY: 4.0%
• Active inventory: 192
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $579

Break-even live

Break-even rent $1,084

Max offer price $140,000

Occupancy floor 63%

Sensitivity live

Price	-10% $659	-5% $619	+0% $579	+5% $540	+10% $500
Rent	-10% $436	-5% $508	+0% $579	+5% $651	+10% $723
Rate	-1.0pp $650	-0.5pp $615	base $579	+0.5pp $543	+1.0pp $506

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-06
   listed $140,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $763 · $64/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$497/yr (+$41/mo · 65.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,804
• − Mortgage interest: −$7,842
• − Property taxes: −$763
• − Insurance: −$700
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,073
• Taxable income: $4,938
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $5,768/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 of 270 in OK

Livability — Arcadia

• Score: 64/100
• State rank: #167
• US rank: #13762

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A- Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcadia, OK
• Population (ZIP): 2,945

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 15% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 5% Romanian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.99%
• Current HPI: 336.6015
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

2 events — show timeline

• 2026-05-13 Pending — MLSOK
• 2026-05-06 Listed $140,000 MLSOK

Property tax history

+2.6%/yr

Latest (2025): $763 · +3.6% YoY. Source: county tax records.